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Red Lion, Charing Heath

Charing Heath Road, Charing Heath, Ashford, Kent, TN27 0AU

Located just off of the M20 between Maidstone and Ashford in the village of Charing Heath, the Red Lion is a 16th century destination dining pub & restaurant with four recently introduced letting bedrooms



Key features

  • 16th Century destination dining village pub & restaurant
  • Located just off M20 between Maidstone & Ashford in Charing Heath 
  • Complete refurbishment scheme in 2019
  • Feature bar with open plan drinking & dining area for approx. 30 covers 
  • Separate restaurant dining room for approx. 40 covers 
  • Large well equipped trade kitchen
  • Coverted barn with four guest letting bedrooms 
  • Trade garden to the rear of the property & patio to the front 
  • Customer car parking 



Located just off of the M20 between Maidstone and Ashford in the village of Charing Heath, the Red Lion is a 16th century destination dining pub & restaurant with four recently introduced letting bedrooms.    

Built in 1562, the Red Lion exudes authentic charm and character both inside and out, it makes an ideal stop-off for a country pub lunch or a perfect place to rest whilst taking in the Kentish countryside.

In 2019 the pub underwent a complete internal refurbishment programme and a previously disused barn on site was also transformed, now boasting four brand new contemporary guest bedrooms.

Internally at the Red Lion you will find a large open plan drinking and dining space with a feature bar servery, a separate restaurant dining room for approx. 40 covers and a large trade kitchen that is perfectly equipped for purpose.

Outside there is a patio area with seating to the front of the property, a good sized family friendly trade garden to the rear of the building and a good sized customer car parking for approx.30 cars.

 If you are looking for plenty of room in the tenants private accommodation then the Red Lion will not disappoint as it houses four bedrooms, a lounge, bathroom, office and utility room.

Shepherd Neame is looking for new tenants to take over the running of the Red  Lion in early September 22, so for more information or to arrange a formal viewing of the site, please contact the Pub Business Recruitment Manager on  01795 542132.


Feature bar servery with u-shape trade drinking and dining area for approx. covers, separate restaurant dining room for approx. 40 covers.


Large well equipped trade kitchen.


Trade garden to the rear of the property, patio terrace to the front of the property and onsite customer car parking for approx.30 cars.


Barn conversion with four double letting bedrooms, including one ground floor disabled access with a wet room. All rooms include en suite bathrooms, contemporary décor, flat screen TVs, tea and coffee making facilities and free WiFi access


3 double bedrooms, 1 single bedroom, lounge bathroom, office and utility room.

Capital Requirements

Estimated capital requirements

Trading deposit£5000
Contract deposit
refundable on day of charge
Repair scheme
+ monthly payments £50
Stock, glassware, cutlery, crockery, etc
Estimated subject to independent valuation by trade broker and stock taker
Working capital£3000
Training deposit
£750 refundable on completion of training
Total estimated ingoings£58500

Minimal capital considered

Minimum capital considered
Based on: Trading deposit + stock, glassware, cutlery,
crockery, etc, working capital + training deposits + misc
Please note: Where only minimal capital is available inventory will be rentalised.

Rent and charges


Year 1Year 2Year 3
Per anum£26000£27144£28340
Per week£500£522£546

Council tax

Band B

Non Domestic Business Rates



ESTIMATED RATES PAYABLE 2022/2023 (From 01/04/22 including 50% rate relief) £4.866


  • Retail relief for the hospitality industry is 50% rate relief from the 1st April 2022 until 31st March 2023
  •  The above calculations are estimations only and as rateable values are subject to change, we would request that the prospective new tenant checks the rates payable, eligibility criteria and any other relief with the local authorities prior to completing a financial plan

Trading information


Year ending 30 June

2018 2019 2020 2021
All beer and cider
49 59 69 16
93 248 216 56

Premium packaged spirits (eg WKD)
3 3 0 0
Traditional Spirits
6 40 21 4
Ready to drink litres
564 2441 3000 615

Licence information

Hours authorised by the premises licence

Supply of alcohol, background music and provision of late night refreshment.

Sunday - Thursday - 10.00 - 00.00
Friday - Saturday - 10.00 - 02.00

Open to the public

Sunday - Thursday - 10.00 - 00.30
Friday - Saturday - 10.00 - 02.30

Live music

Sunday - Thursday - 10.00 - 23.00
Friday - Saturday - 10.00 - 00.00

Agreement Overview

  • This pub is being offered on a traditional rolling tenancy agreement that is subject to a five year rent review
  • This agreement is covered by the ‘Landlord & Tenant Act’
  • This is a fully tied agreement across all beer, cider, wine, PPS, spirits and minerals
  • Any deviation from the standard terms outlined above should be discussed at interview stage with your designated Business Development Manager
  • Please note that we require all licensees to pass the Pre-Entry Awareness Training Course (PEAT) a minimum of five days before you can attend a formal shortlist interview with us. Please ask us for more information about PEAT if required
  • You can see our code of practice at the top of this page